6101 River Rd #5 · Columbus, GA 31904

$239,900

4 bd · 2.0 ba · 2,536 sqft · SingleFamily · 131 Days on market

Built 1975 Good condition 8,712 sqft lot $95/sqft · 38% below area Est $389k · 38% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6101 River Rd, Apartment 5, a spacious two-story condo offering 4 bedrooms and 2 bathrooms in a well-maintained community. This home features a comfortable layout with plenty of room for living, working, and entertaining across two levels. Enjoy easy, low-maintenance living with HOA amenities that include tennis courts, cable service, and lawn care, allowing you to spend more time enjoying the lifestyle and less time on upkeep. Conveniently located with quick access to shopping, dining, and downtown, this property offers space, convenience, and great community amenities all in one.

Key facts

• 8,712 sq ft lot
• Community pool
• Built 1975

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (17.8% below list).
• Recommended offer: $197k (17.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#254 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities D+, crime F, commute F.
• Muscogee County (urban): math 21% / reading 30% proficiency, ranked #120 of 174 in GA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: River Road Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 403 students, 96% FRL); Double Churches Middle School (math 15% / reading 23%, grade F, #368 of 470 statewide, top 79%, 413 students, 97% FRL); Northside High School (math 15% / reading 37%, grade F, #175 of 424 statewide, top 42%, 1,402 students, 32% FRL).
• Market conditions: Rents rising (+3.0%/yr); 552 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 291 units permitted in Muscogee County in 2024 (30 in 5+ unit buildings).
• This rent runs 36% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Muscogee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask is 23% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $200k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $197,280 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $389,466
• List price: $239,900
• Delta: -38.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
438 Newport Pl	0.24mi	4/2.5	2,740 (+8%)	10mo	$349,900	$128	65
6390 Cape Cod Dr	0.59mi	4/3.0	2,621 (+3%)	6mo	$385,000	$147	58
521 Newport Pl	0.28mi	4/2.5	2,212 (-13%)	8mo	$345,000	$156	57
144 Cascade Rd	0.56mi	3/2.0 (-1)	2,452 (-3%)	12mo	$310,000	$126	54
5908 Brookstone Blvd	0.39mi	3/2.0 (-1)	2,281 (-10%)	8mo	$326,000	$143	53
6263 Brookstone Blvd	0.56mi	4/3.0	2,415 (-5%)	11mo	$360,000	$149	53
6138 Bristol Blvd	0.55mi	4/3.0	2,727 (+8%)	6mo	$295,000	$108	53
6237 Brookstone Blvd	0.53mi	4/3.0	2,696 (+6%)	12mo	$429,900	$159	51
5431 Roaring Branch Rd	0.65mi	4/2.5	2,269 (-10%)	5mo	$375,000	$165	46
6144 Marlowe Dr	0.69mi	4/3.0	2,680 (+6%)	13mo	$387,500	$145	44
5777 Roaring Branch Rd	0.42mi	3/2.5 (-1)	2,212 (-13%)	10mo	$376,000	$170	43
405 Barschall Dr	0.56mi	4/3.0	2,915 (+15%)	12mo	$525,000	$180	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-45,095
• Equity at exit: $35,770

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-46,971
• Equity at exit: $20,742

Cash invested: $67,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 5 under contract
• Months of supply: 9.4 mo (11%/mo absorbed)
• Median asking: $354,900 ($144/sqft)
• Median days on market: 77 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +6.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31904

• Rents YoY: 3.0%
• Active inventory: 552
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,973 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-99

Break-even live

Break-even rent $2,099

Max offer price $225,519

Occupancy floor —

Sensitivity live

Price	-10% $66	-5% $-16	+0% $-99	+5% $-182	+10% $-265
Rent	-10% $-255	-5% $-177	+0% $-99	+5% $-21	+10% $56
Rate	-1.0pp $21	-0.5pp $-38	base $-99	+0.5pp $-162	+1.0pp $-225

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $59,975
• Closing costs: $7,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6101 River Rd Columbus, GA	3.0	2.5	1920	$1,895	$0.99	116d	1	0.08mi
6101 River Rd #2 Columbus, GA	3.0	2.5	1920	$1,795	$0.93	3d	1	0.08mi
6157 Bristol Blvd Columbus, GA	4.0	3.0	2834	$2,400	$0.85	116d	1	0.50mi
6714 Beck BLVD Columbus, GA	4.0	2.5	1800	$2,545	$1.41	0d	2	0.52mi
1414 Fox Croft Loop Columbus, GA	3.0	2.0	2116	$2,300	$1.09	109d	1	1.49mi

Property features AI

Finance

• HOA & community: Association membership requiredAssociation fee covers other itemsCommunity clubhouseCommunity poolCommunity tennis court(s)Street lights in community

Exterior

• Parking: Parking pad (open parking available)
• Utilities: Public waterPublic sewerOther utilities
• Home design: Single family residence (house)Two levelsResale property
• Construction: Built in 1975Brick constructionTile roofNo basement
• Exterior features: Level lot

Interior

• Kitchen: DishwasherMicrowaveRefrigeratorOther kitchen appliance(s)
• Bedrooms: Four bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Rear stairsWalk-in closet(s)Other interior features
• Laundry & utility: No laundry facilities listed

Listing history 50 events

1. 2026-09-24
   days on market $239,900 Active 131 DOM
2. 2026-09-22
   days on market $239,900 Active 130 DOM
3. 2026-09-21
   days on market $239,900 Active 129 DOM
4. 2026-09-20
   days on market $239,900 Active 128 DOM
5. 2026-09-19
   days on market $239,900 Active 127 DOM
6. 2026-09-18
   days on market $239,900 Active 126 DOM
7. 2026-09-17
   days on market $239,900 Active 125 DOM
8. 2026-09-16
   days on market $239,900 Active 124 DOM
9. 2026-09-15
   days on market $239,900 Active 123 DOM
10. 2026-09-14
    statusdays on market $239,900 Active 122 DOM
11. 2026-09-13
    days on market $239,900 Price Change 121 DOM
12. 2026-09-12
    days on market $239,900 Price Change 120 DOM
13. 2026-09-12
    pricestatus $239,900 Price Change 119 DOM
14. 2026-09-11
    days on market $245,000 Active 119 DOM
15. 2026-09-05
    days on market $245,000 Active 113 DOM
16. 2026-09-04
    days on market $245,000 Active 112 DOM
17. 2026-09-03
    days on market $245,000 Active 111 DOM
18. 2026-08-31
    days on market $245,000 Active 108 DOM
19. 2026-08-30
    days on market $245,000 Active 107 DOM
20. 2026-08-29
    days on market $245,000 Active 106 DOM
21. 2026-08-28
    days on market $245,000 Active 105 DOM
22. 2026-08-27
    days on market $245,000 Active 104 DOM
23. 2026-08-25
    days on market $245,000 Active 102 DOM
24. 2026-08-24
    days on market $245,000 Active 101 DOM
25. 2026-08-23
    days on market $245,000 Active 100 DOM
26. 2026-08-22
    days on market $245,000 Active 99 DOM
27. 2026-08-21
    days on market $245,000 Active 98 DOM
28. 2026-08-20
    days on market $245,000 Active 97 DOM
29. 2026-08-19
    days on market $245,000 Active 96 DOM
30. 2026-08-18
    days on market $245,000 Active 95 DOM
31. 2026-08-17
    days on market $245,000 Active 94 DOM
32. 2026-08-16
    days on market $245,000 Active 93 DOM
33. 2026-08-15
    days on market $245,000 Active 92 DOM
34. 2026-08-14
    days on market $245,000 Active 91 DOM
35. 2026-08-13
    days on market $245,000 Active 90 DOM
36. 2026-08-12
    days on market $245,000 Active 89 DOM
37. 2026-08-11
    days on market $245,000 Active 88 DOM
38. 2026-08-10
    days on market $245,000 Active 87 DOM
39. 2026-08-09
    days on market $245,000 Active 86 DOM
40. 2026-08-08
    days on market $245,000 Active 85 DOM
41. 2026-08-07
    days on market $245,000 Active 84 DOM
42. 2026-08-06
    days on market $245,000 Active 83 DOM
43. 2026-08-05
    days on market $245,000 Active 82 DOM
44. 2026-08-04
    days on market $245,000 Active 81 DOM
45. 2026-08-03
    days on market $245,000 Active 80 DOM
46. 2026-07-31
    days on market $245,000 Active 77 DOM
47. 2026-07-29
    days on market $245,000 Active 75 DOM
48. 2026-07-27
    days on market $245,000 Active 73 DOM
49. 2026-07-25
    days on market $245,000 Active 71 DOM
50. 2026-07-24
    days on market $245,000 Active 70 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,674
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$6,979
• Taxable loss: −$5,329
• Est. tax savings @ 24.0%: +$1,279
• After-tax cash flow: $86/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $12,680–$38,040 screening

A well-maintained, two-story condo with modern finishes and a good condition score, ready for a new owner.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean windows — Improves natural light and aesthetic appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary River Road Elementary School F GA #1,041/1,228 Nat'l #38,100/41,679 Middle Double Churches Middle School F GA #368/470 Nat'l #11,948/14,009 High Northside High School F GA #175/424 Nat'l #12,251/17,239

Schools (NCES district)

• District: Muscogee County
• NCES district ID: 1303870
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $41,176
• Composite: 21.6/100
• National rank: #8297
• State rank: #120 of 174 in GA

C Composite livability gradescore 64/100

Livability — Columbus

• Score: 64/100
• State rank: #254
• US rank: #14102

Category grades

Amenities D+ Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety B User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, GA
• County: Muscogee County · 216,729 people
• City population: 180,764
• Metro: Columbus, GA-AL
• Population (ZIP): 35,405
• Household income: $66,291
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 9% of renters

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Population outlook (Muscogee County) Hauer SSP2

• Today (2025): 216,729 people
• By 2030: 224,504 · +3.6%
• By 2040: 238,318 · +10.0%
• By 2050: 249,027 · +14.9%
• By 2075: 264,862 · +22.2%
• By 2100: 254,786 · +17.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 28% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% Korean 1% German/W. Germanic 1%

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Political lean MEDSL · Muscogee

• 2024 margin: Strong D (+23.4) · D 61.4% · R 38.0%
• 2008→2024 swing: +3.7pp toward D · 2008: 19.7pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+18.6 2012: D+21.3 2008: D+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.06%
• Current HPI: 155.1405
• Rent YoY: ▲ 3.04%
• Metro: Columbus, GA-AL
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Property features AI

Finance

• HOA & community: Association membership requiredAssociation fee covers other itemsCommunity clubhouseCommunity poolCommunity tennis court(s)Street lights in community

Exterior

• Parking: Parking pad (open parking available)
• Utilities: Public waterPublic sewerOther utilities
• Home design: Single family residence (house)Two levelsResale property
• Construction: Built in 1975Brick constructionTile roofNo basement
• Exterior features: Level lot

Interior

• Kitchen: DishwasherMicrowaveRefrigeratorOther kitchen appliance(s)
• Bedrooms: Four bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Rear stairsWalk-in closet(s)Other interior features
• Laundry & utility: No laundry facilities listed

Price history

+22.6% since first listed

9 events — show timeline

• 2026-06-29 Relisted — GAMLS
• 2026-06-29 Price Changed $245,000 Greater Lansing AoR
• 2026-05-29 Pending — GAMLS
• 2026-05-29 Pending — CBOR
• 2026-05-18 Price Changed $245,000 GAMLS
• 2026-04-14 Listed $195,500 GAMLS
• 2026-03-10 Listed $245,000 CBOR
• 2021-09-08 Sold (MLS) $199,900 CBOR
• 2021-08-16 Listed $199,900 CBOR